Coastal, Bay, Lake and Island home inspections have been our favorite for over 20 years. Jim was born on an island in the Gulf of Mexico and personally performs every inspection and does not sub-contract out to other trainee inspectors. If you have a question you call Jim; not a call center. Our philosophy for each client is simple; Jim will inspect the property as if he were going to buy it. He will be there for you before, during and after the inspection.We don't use a pre-determined checklist inspection which limits your inspection because you can't pre-determine problems or property condition.

Bulkhead Inspections

These are best done between November and January when the tides are low. What you want to see is the 1-2 feet above the mud line where most of the damage is done as shown below.

"On my last house the inspector told the agent that everything will be fine. The house will pass. The problem was he told her that before the inspection even started. I wasn't going to use that kind of inspector this time". M.L. - League City

""The builder said he wouldn't have sold me the house knowing it was going to be inspected. I want to know what they are hiding". H.N. - League City"After your recent inspection of a one year old "as-is" foreclosed builder home we requested structural repairs. The bank saw the photos and the references to building codes and opted to repair than give thousands of dollars in price cuts; the leverage of your report gave us the stronger position." S. P., Kemah

"Hey Jim, just got back from the walkthrough with your report in hand. They pretty much didn't give us any lip about any of it -- the dryer booster fan and framing stuff included -- I was really surprised.

Nonetheless, I have to say this is the first inspection I've had that I really felt was worth the money -- thank you so much for all of your insights; the came in very handy today, and I suspect that they will continue to do so for warranty and maintenance issues in the future.

Thanks again, and we'll be sure to recommend you to anyone else buying in the area."

Regards,J& M, Sienna Plantation

"Jim,

I wanted to drop you a brief note to tell you that, surprisingly, they took care of every issue you documented. And did it with a smile.

On the day of our walk through, they had a few contractors back to work on some items. One was fixing the larger heater unit. One was working on the fixing the side building foundation issues and the other literately was removing all windows and carefully remounting and then checking to ensure they were sealing correctly on the top (per your suggestion).

They carefully went over your list and showed me what they had done to fix (even things like the messy breaker box job outside).

Your inspection was priceless Jim. Best money I ever spent.

I feel sorry for anyone who purchases a home and doesn’t get an inspector of your caliber.

If your inspection didn't pay for itself you probably had the wrong inspector. Inspections are simply night and day as there is no real qualifications to be licensed. Some may be so poor you simply threw your money away and still have the untold hazards especially electrical and gas.

Our clients are always glad they came to the inspection and they all learn a lot.

Texas does not require inspectors to be code certified so many are not so beware of false qualifications. The state does not train or certify inspectors. The state only issues a license. It is up to the inspector to go get experience and credentials on their own. Some credentials are available for a yearly fee.

If your inspector is not IRC code certified then they have no knowledge of code violations or construction defects. Code certification can take years to obtain through testing. The state minimum inspection standards are not code inspections and should not be relied upon. Some may hide behind false standards they cannot substantiate or document. The majority we come across do not even own code books.

The professional inspectors provide a source reference for each opinion of condition. They don't hide behind the "per current iindustry standards" bluff to make themselves look good to you.

If your inspector knows nothing about the specialized coastal county construction then what is he or she looking for?

A good inspection following the inspection standards should pay for itself many times over. Inspections are simply night and day between inspectors. inspections and fees are not the same due to experience and education as well as the level of inspection you want. A cheap inspection sounds good but is commonly a waste of money. Inspectors get a business license and automatically become an expert in nothing.

The real news is there is no "pass" or "fail" and there are no required repairs. The inspection is supposed to discuss and identify many of the defects and deficiencies of parts, components and systems. There is no perfect home and the report will typically be a long listing of deficiencies. If you have a empty or "soft report" because the inspector didn't find anything then you and those that referred him became their lawful prey.The state does not certify any private inspector. It issues a occupational business license. There is no badge or authority. It's only opinions. Additionally any good inspection can significantly lower your property tax value if done by an experienced inspector. Some inspections may not be worth the money and you still have potential untold safety and financial hazards. Some buyers may not have a chance to get a good inspection as the results may be pre-arranged via a hand picked list of inspectors given them. Cheap inspections sound good to the ones that can't afford to protect themselves.

If your inspector is not IRC code certified then they have no knowledge of code violations or construction defects. Code certification can take years to obtain through testing. The state does not require code certification in order to get a license. Some may hide behind false standards they cannot substantiate or document. More than a few we come across do not even own code books.

The professional inspectors provide a source reference for each opinion of condition. They don't hide behind the "per current industry standards" bluff to make themselves look (falsely) knowledgeable to you.

Additionally if your inspector knows nothing about the specialized coastal county construction then what is he or she looking for?

With thousands of inspections performed we hear time and again my clients say "I wish I had hired you the first time."

Meeting everyones expectation is challenging and may be impossible for some so if you want a detailed comprehensive inspection beyond the state standards you can arrange one.

Jim is a very active state licensed building code certified home and construction inspector. The state (TREC) does not require home inspectors to be code certified. It takes a lot of time, money and testing. The TREC license is a business license. A license is not a certification from the state. Think about it. Ask what those web site box top certifications mean. Who would you call?

The image above is a bulkhead in Galveston bay waters about 3 feet below the normal water line. Unfortunately Texas does not have the water clarity of the Carribean. Many times you cannot see a bulkhead past a foot or less in the water depending on its location along the coast. However, the condition of the tie-back rods and above water bulkhead as well as its physical condition can offer a wealth of information. Best time to inspect is between late Nove- Jamuary.

When the bulkhead piling nut on the tie-back rod rusts away the bulkhead ca bne no longer protected from outward movment.

Concrete bulkheads are great as long as run-off water drains over the top of the bulkhead and water can't pond behind it to exacerbate wash-out.